around here average places rent for $200 more a month with a 3rd bedroom, that's $2,400 a year and at 10 Cap that's an increase in value of $24,000 for 1 window, seems to be a good return?

I have many great contacts in terms of contractors, engineering consultants, and product distributors as well as lots of experience with the renovation part of these projects.

What is your average turn around on one house, with renovation and sale?

Is there a way to figure out how much extra people charge for average properties in a good location vs  average location?

If rentals , confirm the average rent for the area - if flips - then find get a local agent to help you run some comps so that you can determine your after repair value.

Take away Argenta and the average sold may be closer to 24K.

Just a small suggestion, you can use a 3.5 % down payment FHA product.

My average turn over for tenants is over 5 years, there is reason for that. 

Many loan products also require landlord seasoning of up to 2 years.  

Yes it means i could have made 10-20K more profit, but i still made 50K.Even if 5K is the average assignment fee, you chose to pay over double of that to get the house and the house was still a good deal so why worry about what the wholesaler made.